®Planning appeal decision
Land at First and Second Floors, 28-32 Cranbrook Road, Ilford, IG1 4NE
Planning appeal 3276181 at Land at First and Second Floors, 28-32 Cranbrook Road, Ilford, IG1 4NE (London Borough of Redbridge) was allowed in part (a split decision) on 8 July 2022 by Inspector Douglas L, by written representations. The main issue, as the Inspector framed it: Whether the proposed details and changes to each HMO would provide suitable living conditions for future occupants, having particular regard to the provision of: (i) communal facilities; (ii) cycle storage facilities; and (iii) refuse and recycling facilities and arrangements.
without planning permission, the material change of use of the upper floors above numbers 28-30 from ancillary retail use (Use class: A1) to a large house in multiple occupation (Use class: Sui Generis)
- Authority
- London Borough of Redbridge
- Appeal type
- enforcement · Enforcement Notice
- Procedure
- Written Representations
- Development
- residential · Change of use
- Inspector
- Douglas L
- Postcode
- IG1 4NE
Main issues, as the Inspector framed them
- Whether the proposed details and changes to each HMO would provide suitable living conditions for future occupants, having particular regard to the provision of: (i) communal facilities; (ii) cycle storage facilities; and (iii) refuse and recycling facilities and arrangements
What decided it
The proposed changes would fail to provide suitable living conditions for future occupants due to insufficient communal facilities and inadequate cycle storage, and this substantial harm significantly and demonstrably outweighs the modest benefits of housing delivery when assessed against the Framework as a whole.
The substantial harm to living conditions of future occupants was weighed against the modest benefits of providing accommodation for 14 people in a town centre location; the harm significantly and demonstrably outweighed the benefits.
What the Inspector cited
- Development plan policies
- Policy LP26 of the Redbridge Local Plan 2015-2030Policy T5 of the London Plan (2021)Policy LP22 of the Redbridge Local PlanPolicy LP23 of the Redbridge Local Plan
- National Planning Policy Framework
- Paragraph 11Paragraph 60Paragraph 126Paragraph 130
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in London Borough of Redbridge
The authority’s record since 2016 · every decision in 2022
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- Notice varied and upheld23 September 2026336944412 Westrow Gardens, Ilford, IG3 9NE
- Notice varied and upheld23 September 202633532093 Highbury Gardens, Ilford, IG3 8AB
- Quashed On Legal Grounds17 September 20263371220Waylands Court, Staines Road, Ilford, IG1 2UR
- Quashed On Legal Grounds17 September 2026337018084 Wensleydale Avenue, Ilford, IG5 0NB
The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.